6 August 2014 · Planning Committee
St Germans Cathedral, Derby Road, Peel, Isle Of Man, IM5 1hh
The proposal involves erecting a two-storey cloister building (37m wide x 10m deep x 8.2m ridge height) parallel to the southern elevation of St German's Cathedral (RB 204) within Peel Conservation Area, linked by two lightweight single-storey glazed structures.
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The officer considered the principle of office and residential accommodation on 'Church' zoned land within Peel Conservation Area next to RB 204, initially raising concerns but accepting detailed just…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/form/design/landscaping, not adversely affect townscape character, amenity, highway safety/parking, trees or prejudice adjoining land. Officer assessed proposal complies via sympathetic design, minimal visual impact from public views, adequate parking reliance on prior approval, and tree protection/replacement.
Strategic Policy 4
Mandates protection/enhancement of Registered Buildings/Conservation Areas. Officer found proposal protects Cathedral fabric/setting by avoiding internal alterations, using reversible lightweight links, and siting rearward reverentially.
Environment Policy 32
Prohibits extensions/alterations detrimentally affecting Registered Building character. Officer confirmed minimal impact on special interest via modern but linked design, reversible junctions, and non-principal elevation siting.
Environment Policy 35
Permits only development preserving/enhancing Conservation Area character. Proposal accepted as integrating via materials/texture, appearing ancillary, with obscured public views.
Time limit
The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent. Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
Materials approval
No development shall commence until a sample panel of all external facing materials to be used has been erected on site and approved in writing by the Planning Authority. The approved sample panel shall be kept on site for reference until the development is completed. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
Parking provision
The development hereby approved shall not be commenced or operated until the parking and turning areas shown in the approved applications 11/00023/GB and 11/00024/CON are generally available for use. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and the site and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Occupancy restriction
The occupation of the three apartments hereby approved shall be limited to persons who are members of the clergy and interns/students associated with Peel Cathedral only, or any resident dependants. Reason: The site is in an area where new dwellings are not normally approved except where an exceptional need has been established and accepted by the Planning Authority.
Tree protection
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees (Nrs 8 to 49) shown to be retained on drawing Nr 0804E/02. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
Landscaping scheme
No development shall be commenced until a hard and soft landscaping scheme has been submitted to and approved in writing by the Planning Authority. Such a scheme shall include details replacement tree planting scheme and details of the hard surface treatment (i.e. footpaths around the new cloister building) and a programme of implementation. All soft and hard landscaping shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Planning Authority. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Planning Authority. Reason: To ensure the provision of an appropriate landscape setting to the development.
no objection
supports the application and state that the proposal is in sympathy with the Departments policy to encourage quality visitor facilities and to encourage the diversification of such sites to boost the local economy
